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HomeMy WebLinkAboutStaff Report STAFF REPORT Case No.: 95-100 Applicant: Jesse Henton ITEM: PUBLIC HEARING AND CONSIDERATION OF A REZONING FROM R-4 TO R- IA ALONG THE NORTH SIDE OF LINCOLN ACROSS FROM MUNSON. ITEM SUMMARY AND STAFF RECOMMENDATION The subject property includes 3.5 acres located on the north side of Lincoln across from Munson Street. The request will consolidate an existing R-IA tract on the Lincoln frontage with a 1.8 acre R-4 zoned tract for a total of 3.5 acres of R-IA property. The proposed use of a small single family subdivision will not be in. conflict with existing or planned uses in the area. . In addition, the consolidation of property will make it easier for the site to meet ordinance requirements relating to access and lot size. Staff recommends approval. At the time that the R-4 zoning was approved (1986), the Council saw a need for separating and buffering the R-4 from the R-IA. As a condition of that zoning, a wall must be placed between the R-4 tract and the R-IA. This condition was required in an effort to mitigate through traffic between Lincoln and University Drive and to buffer the R-IA from more intense uses to the north. This request is also to remove the wall requirement to allow better consolidation. of the two R ~ 1 A parcels and to allow future access from Lincoln to the commercial properties to the north. The Council has the discretion to.either remove the wall requirement completely or to relocate it between the requested R-IA and the existing A-P located to the north. COUNCIL POLICY ENDS STATEMENTS - Transportation/Mobility: The owner has been working with staff to consolidate access points to one drive off of Lincoln with access to individual lots to be internal Parks & Rec. (parkland will be acquired) /Cultural Arts/Civic Pride: ( request presents an opportunity for a well-planned approach to development) Health & Public Safety Education/lnformation/Employmen tlprosperity Quality Service There are no Ends Statements that specifically address housing. COMPREHENSIVE PLAN - The following Goals and Objectives that are in bold are applicable to this particular case. Complies with Future Land Use Plan Map?: YES - Land Use Plan shows low and medium density for residential use. Development Goals and Objectives; LAND USE Protection of residential uses: There is an older, well established neighborhood to the south of the site. The request will protect existing uses by adding more single family zoning to the area. Encourage use of vacant land wI services: There is no existing R-IA available for development in this area of the City. TRANSPORT AnON Provide major arterials to prevent congestion: Adequate pedestrian/bike movement: Ensure safety and ease of maintenance: Location of streets based on function: Driveway access: Previous rezoning included a condition that access should be combined so that there is only one access point onto Lincoln. ECONOMIC DEVELOPMENT: N/A Compatible with environment: No adverse impacts are expected to occur Encourage retirees: Encourage tourism: PARKS AND RECREATION: N/A Link parks by pathways and natural features: Parkland dedication will be acquired at time of platting Combine parks with schools: Maintain integrity of existing supply: The existing housing supply will not be adversely impacted Encourage diversified housing: R-IA zoning is slightly less restrictive that R-I and could therefore supply housing that is not as expensive as the single family that is currently being developed City-wide. COMMUNITY APPEARANCE: N/A Promote good site design: Prevent and eliminate unsightly conditions: HOUSING HISTORICAL OVERVIEW - The subject property combined with the land extending to University Drive to the north has been involved in 8 rezoning cases since 1973. The initial requests for commercial zoning along the frontage of University (located just north of the subject property) were turned down, even when attempts were made to buffer the residential . area south of Lincoln from the University Drive tracts (buffering was to take the form of "step down zoning"). The R-4 portion of this property was rezoned from R-I to R-3 in 1982. Two years later, the property to the east that extends to University Drive was rezoned to A-P. Finally, in 1986, the property owner was successful at obtaining C-l zoning on the tract that fronts on University, and the subdivision south of Un coin was to be buffered from the C-l tract by a series of A-P, R-4, and R-IA zoning. In 1992, the City rezoned the C-l tract to C-B. The R-4 and R-IA portions of that request are now under consideration for R-IA. R-IA zoning is generally used in areas where the terrain makes lot design difficult and developers need flexibility in the application of minimum lot dimensions (these lots are usually larger than the minimum lot size requirementsofR-l but do not met dimension criteria). This was the case in recent R-I A rezoning cases in Emerald Forest and Pebble Creek. R-IA is also used in areas of infill where the tract is sized and shaped in such a way as to make site design difficult. This situation presented itself in the Southwood Terrace area near the Rio Grande/Ponderosa intersection and it is also the case ln this request. ENGINEERING COMMENTS Water - Available in Lincoln Sewer - Available at the northeast corner of the tract. Streets - Adequate to handle the traffic Traffic - At approximately 10 trips per unit per day there is the potential for up to 350 vehicle trips per day. Based on a more likely density there is the potential for approximately 170 trips per day Drainage - Overland to the northeast to an existing creek between this property & the Two Lincoln Place Subdivision. Flood Plain - Possible minor amount on the northeast side. Sidewalks - Will be required along Lincoln at time of platting Parkland Dedication - Acquired at time of platting NOTIFICA TION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 1-2-95 Advertised Council Hearing Dates: 1-9-95 Number of Notices Mailed to Property Owners Within 200': 10 Response Received : Four inquiries as of date of staff report ADDITIONAL COMMENTS The R-4 district allows. multi-family dwellings at up to 16 units per acre, whereas the R-IA allows single family at 10 units per acre. The current zoning would allow up to 45 multi-family and single family units on the 3.5 acres, the requested zoning would allow up to 35 single family units. However, the property configuration as well as access, detention, and parking requirements would result in a maximum of about 35 units under the current zoning, and only 16 or 17 units under the proposed zoning. t " STAFF REPORT Case No.: 95-100 Applicant: Jesse Henton ITEM: PUBLIC HEARING AND CONSIDERATION OF A REZONING FROM R-4 TO R- IA ALONG THE NORTH SIDE OF LINCOLN ACROSS FROM MUNSON. ITEM SUMMARY AND STAFF RECOMMENDATION The subject property includes 3.5 acres located on the north side of Lincoln across from Munson Street. The request will consolidate an existing R-IA tract on the Lincoln frontage with a 1.8 acre R-4 zoned tract for a total of 3.5 acres of R-IA property. The proposed use of a small single family subdivision will not be in conflict with existing or planned uses in the area. In addition, the consolidation of property will make it easier for the site to meet ordinance requirements relating to access and lot size. Staff recommends approval. At the time that the R-4 zoning was approved (1986), the Council saw a need for separating and buffering the R-4 from the R-IA. As a condition of that zoning, a wall must be placed between the R-4 tract and the R-IA. This condition was required in an effort to mitigate through traffic between Lincoln and University Drive and to buffer the R-IA from more intense uses to the north. This request is also to remove the wall requirement to allow better consolidation of the two R-IA parcels and to allow future access from Lincoln to the commercial properties to the north. The Council has the discretion to either remove the wall requireme* completely or to relocate it between the requested R-IA and the existing A-P located to (he north. COUNCIL POLICY ENDS STATEMENTS - Transportation/Mobility: The owner has been working with staff to consolidate access points to one drive offof Lincoln with access to individual lots to be internal Parks & Rec. (parkland will be acquired) ICultural Arts/Civic Pride: ( request presents an opportunity for a well-planned approach to development) He~1th & Public Safety Ed\lcation/lnformation/EmploymentlProsperity Quality Service There are no Ends Statements that specifically address housing. COMPREHENSIVE PLAN - The following Goals and Objectives that are in bold are applicable to this particular case. Complies with Future Land Use Plan Map?: YES - Land Use Plan shows low and medium density for residential use. Development Goals and Objectives: LAND USE , 'i Protection of residential uses: There is an older, well established neighborhood to the south of the site. The request will protect existing uses by adding more single family zoning to the area. Encourage use of vacant land wI services: There is no existing R-1A available for development in this area of the City. ., TRANSPORTATION Provide major arterials to prevent congestion: Adequate pedestrian/bike movement: Ensure safety and ease of maintenance: Location of streets based on function: Driveway access: Previous rezoning included a condition that access should be combined so that there is only one access point onto Lincoln. ECONOMIC DEVELOPMENT: N/A Compatible with environment: No adverse impacts are expected to occur Encourage retirees: Encourage tourism: PARKS AND RECREATION: N/A Link parks by pathways and natural features: Parkland dedication will be acquired at time of platting Combine parks with schools: Maintain integrity of existing supply: The existing housing supply will not be adversely impacted Encourage diversified housing: R-IA zoning is slightly less restrictive that R-l and could therefore supply housing that is not as expensive as the single family that is currently being developed City-wide. COMMUNITY APPEARANCE: N/A Promote good site design: Prevent and eliminate unsightly conditions: HOUSING HISTORICAL OVERVIEW - The subject property combined with the land extending to University Drive to the north has been involved in 8 rezoning cases since 1973. The initial requests for commercial zoning along the frontage of University (located just north of the subject property) were turned down, even when attempts were made to buffer the residential area south of Lincoln from the University Drive tracts (buffering was to take the form of "step down zoning"). The R-4 portion of this property was rezoned from R-I to R-3 in 1982. Two years later, the property to the east that extends to University Drive was rezoned to A-P. Finally, in 1986, the property owner was successful at obtaining C-l zoning on the tract that fronts on University, and the subdivision south of Lincoln was to be buffered from the C-I tract by a series of A-P, R-4, and R-IA zoning. In 1992, the City rezoned the C-I tract to C-B. The R-4 and R-IA portions of that reqt.lestare now under consideration for R-IA. R-IA zoning is generally used in. areas where the terrain makes lot design difficult and developers need flexibility in the application of minimum lot dimensions (these lots are usually larger than the minimum lot size requirementsofR-l but do not met dimension criteria). This was the case in recent R-IA rezoning cases in Emerald Forest and Pebble Creek. R-IA is also used in areas of infill where the tract is sized and shaped in such a way as to make site design difficult. This situation presented itself in the Southwood Terrace area near the Rio Grande/Ponderosa intersection and it is also the case in this request. fe. .. ENGINEERING COMMENTS Water - Available in Lincoln Sewer - Available at the northeast corner of the tract. Streets - Adequate to handle the traffic Traffic - At approximately 10 trips per unit per day there is the potential for up to 350 vehicle trips per day. Based on a more likely density there is the potential for approximately 170 trips per day Drainage - Overland to the northeast to an existing creek between this property & the Two Lincoln Place Subdivision. Flood Plain - Possible minor amount on the northeast side. Sidewalks ~ Will be required along Lincoln at time of platting Parldand Dedication - Acquired at time of platting NOTIFICA TION: Legal Notice Publication(s): Advertised Commission Hearing Date(s): 1-2-95 Advertised Council Hearing Dates: 1-9-95 Number of Notices Mailed to Property Owners Within 200': 10 Response Received: Four inquiries as of date of staff report ADDITIONAL COMMENTS The R-4 district allows multi-family dwellings at up to 16 units per acre, whereas the R-IA allows single family at 10 units per acre. The current zoning would allow up to 45 multi-family and single family units on the 3.5 acres, the requested zoning would allow up to 35 single family units. However, the property configuration as well as access, detention, and parking requirements would result in a maximum of about 35 units under the current zoning, and only 16 or 17 units under the proposed zoning.